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Magnolia Avenue Specific Plan Workshop #2 - April 5, 2007 Public Review Draft Specific Plan The Arroyo Group Team The Arroyo Group, Planning & Urban Design Meyer, Mohaddes Associates, Transportation EPT Design, Landscape Architecture P&D Consultants, Inc., Environmental Assessment

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magnolia avenue specific plan workshop 2 april 5 2007 public review draft specific plan

Magnolia Avenue Specific PlanWorkshop #2 - April 5, 2007Public Review Draft Specific Plan

The Arroyo Group Team

The Arroyo Group, Planning & Urban Design

Meyer, Mohaddes Associates, Transportation

EPT Design, Landscape Architecture

P&D Consultants, Inc., Environmental Assessment

magnolia avenue specific plan
Magnolia Avenue Specific Plan

In 2004, over 120 residents and business owners participated in the first public workshop to share ideas on how to best revitalize the Magnolia Avenue corridor and recapture its grandeur.

The Public Review Draft Specific Plan incorporates comments received at the first meeting, sets the vision, and provides the framework for guiding new development in the Specific Plan area.

Today’s workshop will focus on the Public Review Draft Specific Plan. The presentation starts with an overview of Magnolia Avenue today.

magnolia avenue today4
Magnolia Avenue Today
  • Today most of the citrus groves and estates are gone, replaced by commercial, residential, institutional and business uses.
magnolia avenue today5
Magnolia Avenue Today
  • Much of the landscaped median has been removed to accommodate additional traffic or turning lanes for cars and the original parkway landscaping remains only in segments.
magnolia avenue today6
Magnolia Avenue Today
  • Still, Magnolia Avenue retains some of its historic and scenic character, and maintains its importance not only as a traffic carrier, but also as a definable place in Riverside that links neighborhoods, districts and shopping areas.
magnolia avenue specific plan8
Magnolia Avenue Specific Plan
  • The future of Magnolia Avenue will be determined through the concepts, policies and implementation programs of the new General Plan 2025 and the Magnolia Avenue Specific Plan.
  • Our focus this evening is on the Specific Plan.
magnolia avenue specific plan9
Magnolia Avenue Specific Plan

What is a Specific Plan?

  • A regulatory tool used to implement the General Plan and guide development in a localized area.
  • Focuses on the unique characteristics of an area by customizing the development and design regulations and public improvements.
magnolia avenue specific plan10
Magnolia Avenue Specific Plan

What does this Specific Plan do for Magnolia Avenue?

  • Establishes a vision and development framework for Magnolia Avenue and a means to implement that vision.
  • Establishes six districts within the Corridor to better capture its unique character.
  • Provides objectives and policies corridor-wide and for each district along the Corridor to realize the vision for Magnolia Avenue and guide future development.
  • Provides tailored land use regulations, development standards and design guidelines for new development.
  • Introduces a landscape palette for the Avenue with the primary goal to provide unity and continuity for the Corridor as a whole, while also establishing district identity.
  • Sets forth a strategy for public investment and improvements along the Corridor.
specific plan process overview

1

Issues, Goals & Opportunities

Workshop

Review of the Draft Specific Plan

Spring 2007

2

Workshop

Planning Commission/City Council

Summer 2007

Public Hearings

H

Specific Plan Process Overview
specific plan area

Ramona Drive

Specific Plan Area

Buchanan Street (western city limit)

magnolia market corridor study
Magnolia/Market Corridor Study
  • Identified distinct districts along the corridor.
  • Provided land use, urban design and circulation recommendations.
  • Is not a regulatory document, but a comprehensive study.
  • Has contributed to the development of this Specific Plan.

In 1999, theMagnolia/Market Corridor Studywas prepared with an extensive public involvement process. This study:

the general plan 2025
The General Plan 2025
  • As part of this city-wide process, Magnolia Avenue has been studied in detail to determine appropriate land use designations for the corridor.
  • The General Plan 2025 land use designations set the direction for this Specific Plan.

The City’s General Plan and Zoning Code have been updated with extensive public involvement. The General Plan and Zoning Code are anticipated to be adopted later this summer.

corridor vision
Corridor Vision
  • Throughout its illustrious life, Magnolia Avenue has met the ideal definition of a corridor. It is both the connector and separator of urban neighborhoods and districts. Corridors are…the urban elements that most often provide visible continuity of activity along important paths of travel…In an age of metropolitan growth, villages, towns, neighborhoods and districts aggregate in unprecedented quantity.
  • The importance of the corridor as a place central to the life and prosperity of the City of Riverside has guided the Magnolia Avenue project from its inception.
  • The vision…has been to reinvigorate the original corridor and bring Magnolia Avenue back to the grand character intended by its original designers. This has to be achieved by capitalizing on urban design, landscape, transportation and land use opportunities.

Source: Magnolia/Market Corridor Study, 1999

urban design framework
Urban Design Framework
  • The overall urban design framework and streetscape concept is designed to meet the following objectives:
  • Restore the historic grandeur of Magnolia Avenue.
  • Implement the Parkway and Scenic Boulevard designations of the General Plan 2025.
  • Accommodate and balance varied modes of travel: autos, transit, bicycles and pedestrians.
  • Enhance the setting of historic elements along the corridor.
  • Unify the corridor as whole, while also reinforcing district identity.
  • Create a prominent western gateway into the City.
urban design framework20
Urban Design Framework
  • The primary goals of the proposed landscape palette are to:
  • preserve the existing heritage landscaping
  • fill in landscaping as much as feasible in order to restore the historic “park-like” sense of the corridor.
  • provide unity and continuity for the corridor as a whole, while also establishing District identity.
urban design framework21
Urban Design Framework
  • The proposed landscape palette:
  • Uses Southern Magnolia trees within each District to provide continuity and strengthen the namesake for the corridor.
  • Uses a sky-line tree that is visible from a distance in all directions and is also suitable for a long-distance view from an automobile to provide continuity and strengthen the “sense of boulevard” for Magnolia Avenue.
urban design framework22
Urban Design Framework
  • The proposed landscape palette:
  • Uses an alternating pattern of Palm trees and canopy trees along the street edges. The continued use of this alternating pattern along the corridor will help unify Magnolia Avenue.
  • At the same time, the varied use of canopy trees within each District will help provide a distinct identity for each District as well as provide a smaller-scaled shade tree appropriate for pedestrians and bicyclists.
urban design framework23
Urban Design Framework
  • The Specific Plan recommends enhancing the setting of historic elements along the corridor, including
  • Parent Navel Orange Tree.
  • Historic landmarks such as the Heritage House, Arlington Park, Arlington Library and Palm Elementary School.
urban design framework24
Urban Design Framework
  • The Specific Plan recommends creating a prominent western gateway into the City in the La Sierra District, similar to that found at the northern City gateway at Market Street.
the general plan 2025 land use designations
The General Plan 2025 Land Use Designations
  • One of the major changes in the General Plan 2025 is the creation of Mixed-Use Designations, which apply to large segments of Magnolia Avenue.
  • The application of a mixed-use designation will allow for projects to integrate residential uses with compatible commercial and office uses.
  • There are three different Mixed-Use Categories in the General Plan 2025:
    • Mixed-Use Neighborhood (MU-N)
    • Mixed-Use Village (MU-V)
    • Mixed-Use Urban (MU-U)
the general plan 2025 land use designations27
The General Plan 2025 Land Use Designations
  • Mixed-Use Neighborhood (MU-N) allows neighborhood-serving commercial uses with low-intensity residential uses.
the general plan 2025 land use designations28
The General Plan 2025 Land Use Designations
  • Mixed-Use Village (MU-V) allows medium to high-density residential development with retail, office and service uses primarily at the street level to facilitate a pedestrian environment.
the general plan 2025 land use designations29
The General Plan 2025 Land Use Designations
  • Mixed-Use Urban (MU-U) allows higher density residential development with compatible commercial uses; employment and entertainment uses are the focus; transit-oriented development.
the general plan 2025 land use designations30
The General Plan 2025 Land Use Designations
  • Much of Magnolia Avenue has been designated one of these Mixed-Use Categories by the General Plan 2025.
  • This Specific Plan builds upon these designations and provides additional recommendations for:
    • Development standards and design guidelines for new development
    • Corridor and district identity
magnolia avenue districts32
Magnolia Avenue Districts
  • There are six districts along Magnolia Avenue, from west to east:
    • La Sierra
    • Galleria
    • Arlington Village
    • Magnolia Heritage
    • Magnolia Center
    • Wood Streets
  • Following is a summary of each district’s current conditions, objectives and policies, new Land Use Designations per the General Plan 2025, and types of development envisioned in each District per this Specific Plan.
slide34

La Sierra District

Buchanan Street to Banbury Drive

la sierra current setting
La Sierra:Current Setting
  • Most recent portion of the corridor to develop. Contains strip commercial development, multi-family residences, business park and light industrial uses, and large vacant parcels with the 91 Freeway frontage.
  • Kaiser Permanente is a major employment center and destination in this District.
la sierra current setting36
La Sierra:Current Setting
  • Western end of district is gateway to City.
  • Auto-oriented district, with wide curb-to-curb street width and dispersed land uses.
  • Metrolink Station is located just south of the District (south side of the 91 Freeway) at La Sierra Avenue. Bus Rapid Transit stops are planned by RTA at Kaiser Permanente and La Sierra Avenue.
la sierra objectives and policies
La Sierra:Objectives and Policies
  • The objective and policies set forth the framework for realizing the vision for this District, while providing guidelines for decision making, and direction for future development.
  • Objective: Enhance the role of the La Sierra District as a major employment center in the City with complementary retail, residential and mixed-use development.
  • Policy: Provide opportunities for transit-oriented, mixed use projects providing medical support office/employment, restaurants, and high-density residential near around Kaiser Permanente. Emphasize ownership housing, if feasible, in this area.
  • Policy: Recognize the potential of La Sierra’s industrial lands, located in the southwestern end of the District, to grow into a significant business park and promote and market it to create a signature gateway employment center.
slide38

La Sierra:New Land Use Designations

Mixed-Use Village

Mixed-Use Urban

High Density Residential

General Commercial

Business/Office Park

Source: Draft General Plan

slide39

New infill buildings designed with sensitive transitions to adjacent residential neighborhood.

Retail space at street level to activate the intersection.

Mixed Use - Urban development

High density multi-family residential

Primary building entrances oriented towards Magnolia Avenue.

Create human-scaled blocks for new development.

La Sierra Avenue

slide42

Galleria District

Banbury Drive to Harrison Street

galleria current setting
Galleria:Current Setting
  • Entirely commercial district with regional and general commercial uses. It is the premier upscale and fashion-retailing destination for City and region.
galleria current setting44
Galleria:Current Setting
  • Galleria at Tyler contains supportive “big box” comparison shopping retailers and some underutilized properties.
  • It is currently undergoing expansion to include “lifestyle” shopping and entertainment. The southern portion of the expansion, which contains a P.F. Chang’s Bistro and Cheesecake Factory, is complete.
galleria current setting45
Galleria:Current Setting
  • Auto-oriented district and the only area of the corridor with six lanes.
  • Superior freeway access and visibility.
  • Bus Rapid Transit stop planned by RTA at Galleria at Tyler.
galleria objectives and policies
Galleria:Objectives and Policies
  • The objective and policies set forth the framework for realizing the vision for this District, while providing guidelines for decision making, and direction for future development.
  • Objective: Reinforce the role of the Galleria at Tyler as the premier retailing destination for the City and the region.
  • Policy: Maintain market strength of the Galleria at Tyler while expanding local and regional retail uses throughout the District through appropriate land use designations and zoning.
  • Policy:Through consistent landscaping, improved pedestrian amenities, quality infill development, and other urban design elements, create a sense of place for the Galleria District.
slide47

Galleria:New Land Use Designations

General Commercial

Regional Commercial

Source: Draft General Plan

slide48

Infill commercial development built at the street edge to activate Magnolia Avenue.

The Galleria Lifestyle Expansion

Infill commercial development.

slide50

Arlington Village District

Harrison Street to Jackson Street

arlington village current setting
Arlington Village:Current Setting
  • One of the oldest portions of the corridor, originating in 1868. The Village was originally a distinct and geographically separate village center.
  • Contains local-serving, “mom and pop” retail and office uses surrounded by stable single-family neighborhoods.
arlington village current setting52
Arlington Village:Current Setting
  • This district has a history of a cohesive, pedestrian-oriented village environment. However, certain land uses, front yard parking and curb cuts have diminished the pedestrian quality.
  • Van Buren Blvd. at Magnolia Avenue will be widened to accommodate six travel lanes.
arlington village current setting53
Arlington Village:Current Setting
  • Contains Arlington Park and the currently expanding Arlington Branch Library.
  • Bus Rapid Transit stop planned by RTA at Van Buren Blvd.
arlington village objectives and policies
Arlington Village:Objectives and Policies
  • The objective and policies set forth the framework for realizing the vision for this District, while providing guidelines for decision making, and direction for future development.
  • Objective: Maintain Arlington’s sense of community through careful and coordinated planning that builds upon the neighborhood’s key assets and reinforces its historic development patterns.
  • Policy:Aggressively pursue economic revitalization, while preserving and restoring Arlington’s historic village-like character and pedestrian scale.
  • Policy: Encourage lot and driveway consolidation, shared parking, and frontage on Magnolia Avenue for meaningful, coordinated mixed-use and commercial projects that contribute to an attractive streetscape.
  • Policy: Except as superceded by the policies in General Plan 2025, the Zoning Code and this Specific Plan, the design guidelines in the 2001 Arlington Community Plan remain applicable and can now be found in the Magnolia Avenue Specific Plan document.
arlington village new land use designations
Arlington Village:New Land Use Designations

Mixed-Use Village

Public Park

Source: Draft General Plan

slide56

Moderate density multi-family residential

Mixed use or commercial development with retail at street level to activate intersection.

Façade improvements to older retail buildings.

Extend Arlington Park so that it is directly visible and accessible from Magnolia Avenue.

Mixed Use - Village development

New buildings to maintain a continuous street frontage along Magnolia Avenue.

Expanded Arlington Library

slide59

Magnolia Heritage District

Jackson Street to Arlington Avenue

magnolia heritage current setting
Magnolia Heritage:Current Setting
  • Historically, this district consisted of citrus farms and estates. Today, this district is home to major educational institutions including California Baptist University (CBU).
  • CBU recently underwent an expansion of its facilities and student housing. In addition, a Bus Rapid Transit stop planned by RTA at CBU.
magnolia heritage current setting61
Magnolia Heritage:Current Setting
  • Other uses include medium and high density residential uses, some of which are older and deteriorating.
magnolia heritage current setting62
Magnolia Heritage:Current Setting
  • Contains several historic landmarks, including the Heritage House and the Parent Navel Orange Tree.
  • Much of the historic landscaping is intact in this District -- well landscaped parkways and medians. Frontage roads in some portions break up visual continuity.
magnolia heritage objectives and policies
Magnolia Heritage:Objectives and Policies
  • The objective and policies set forth the framework for realizing the vision for this District, while providing guidelines for decision making, and direction for future development.
  • Objective: Maintain the established residential character of the Magnolia Heritage District while allowing for higher intensity transit oriented residential and mixed-use development on opportunity sites, particularly along Magnolia and California Avenues.
  • Policy:Improve and expand the housing stock to support and complement the major educational institutions and Bus Rapid Transit.
  • Policy:Encourage continued enhancement and growth of the significant educational institutions along the Magnolia Avenue corridor.
  • Policy: Require large-scale, meaningful development along block faces of Magnolia Avenue that are designated Very High Density Residential. Ensure that resulting development is sensitive to surrounding uses.
magnolia heritage new land use designations
Magnolia Heritage:New Land Use Designations

Public Park

Very High Density Residential

Medium Density Residential

Office

Mixed-Use Village

High Density Residential

Public Facilities/Institutional

Business/Office Park

Source: Draft General Plan

slide65

Landscaped setbacks along Magnolia Avenue

New buildings designed with sensitive transitions to adjacent single-family neighborhood across Adams Street.

Moderate density multi-family residential

High-density multi-family residential

Mixed use development with neighborhood-serving retail, restaurants, and student-oriented activities.

slide68

Magnolia Center District

Arlington Avenue to Jurupa Avenue

magnolia center current setting
Magnolia Center:Current Setting
  • Contains a mix of uses including retail, office, institutional and residential.
magnolia center current setting70
Magnolia Center:Current Setting
  • Riverside Plaza and Brockton Arcade are two of Riverside’s historic retail centers in this district. Riverside Plaza has undergone major expansion to reposition itself as a sub-regional entertainment and shopping center.
magnolia center current setting71
Magnolia Center:Current Setting
  • Many Class B and C office buildings and underutilized retail uses in the district are in need of revitalization.
magnolia center current setting72
Magnolia Center:Current Setting
  • There is a lack of pedestrian amenities along Magnolia.
  • Low Park is in southern end of district.
  • A Bus Rapid Transit stop is planned by RTA at Riverside Plaza.
magnolia center objectives and policies
Magnolia Center:Objectives and Policies
  • The objective and policies set forth the framework for realizing the vision for this District, while providing guidelines for decision making, and direction for future development.
  • Objective: Revitalize Magnolia Center in its role as a sub-regional retail and business center, while maintaining and preserving the low scale character of surrounding residential areas.
  • Policy:Create nodes of shopping activity at Riverside Plaza and Brockton Arcade and avoid dispersal of retail uses along the balance of the Magnolia Avenue Corridor.
  • Policy:Develop pedestrian-oriented mixed-use projects with supportive retail uses on underutilized sites along the Magnolia Avenue corridor near Riverside Plaza.
magnolia center new land use designations
Magnolia Center:New Land Use Designations

Mixed-Use Neighborhood

Mixed-Use Village

General Commercial

Regional Commercial

Public Facilities

Office

Public Park

Source: Draft General Plan

slide75

Moderate to high density residential

Mixed Use - Village development

Pedestrian-oriented retail and restaurant uses along Sunnyside Drive

Moderate density residential

Infill commercial development oriented to the street with parking in the rear.

Mixed-Use Village development

slide78

Wood Streets District

Jurupa Avenue to Ramona Drive

wood streets current setting
Wood Streets:Current Setting
  • Wood Streets is a stable, historic single-family residential neighborhood. It also contains a school, office and retail uses at the southeast corner of Magnolia and Jurupa Avenues.
wood streets current setting80
Wood Streets:Current Setting
  • A historic landscape of mature Oak trees provides a dense canopy over the street and identity for the neighborhood. A prominent feature in this district are the unique entry markers to some of the residential cross streets.
  • There is no longer a raised median in this district, but a striped median for turning.
wood streets objectives and policies
Wood Streets: Objectives and Policies
  • The objective and policies set forth the framework for realizing the vision for this District, while providing guidelines for decision making, and direction for future development.
  • Objective: Maintain and enhance the single-family residential character of Wood Streets and preserve the historic housing stock.
  • Policy:Continue to emphasize and encourage preservation of the historic homes within the Wood Streets District.
  • Policy:Implement strong tree preservation policies within the Wood Streets District.
wood streets new land use designations
Wood Streets:New Land Use Designations

Medium Density Residential

Magnolia Avenue

Office

Mixed-Use Neighborhood

Public Facilities

General Commercial

Source: Draft General Plan

slide83

Cobblestone median

Low to medium density Mixed Use - Neighborhood development

New buildings to front the street with parking behind.

Retail space at street level to activate the intersection

what s next86
What’s Next?
  • The public comments received this evening will become a part of a City Staff Report that accompanies this Plan to hearings.
  • We anticipate that the Planning Commission hearing(s) will be held this summer.
  • Subsequently, the Specific Plan will be presented at City Council hearing(s) for adoption.

We want to hear from you to help refine the Specific Plan!

Please share your comments!

magnolia avenue specific plan workshop 2 april 5 2007 public review draft specific plan87

Magnolia Avenue Specific PlanWorkshop #2 - April 5, 2007Public Review Draft Specific Plan

The Arroyo Group Team

The Arroyo Group, Planning & Urban Design

Meyer, Mohaddes Associates, Transportation

EPT Design, Landscape Architecture

P&D Consultants, Inc., Environmental Assessment